400 Westlake - EDG Booklet

MARTIN SELIG REAL ESTATE

400 WESTLAKE

400 WESTLAKE AVENUE NORTH | PROJECT 3022779 | WEST DESIGN REVIEW BOARD | EARLY DESIGN GUIDANCE 12.14.2016

CONTENTS /

SECTION 01 - DEVELOPMENT OBJECTIVES Proposal

4

SECTION 02 - SITE Site Survey Legal Description Proposed Site Plan

8 9 10

SECTION 03 - URBAN DESIGN ANALYSIS Nine-Block Aerials Community Nodes + Landmarks Urban Patterns Westlake Avenue North Elevations Harrison Street Elevations Site Photos

12 14 15 16 17 18

SECTION 04 - ZONING DATA Applicable Zoning Standards Zoning Diagram

20 21

SECTION 05 - DESIGN GUIDELINES Applicant-Selected Design Guidelines

22

SECTION 06 - ARCHITECTURAL CONCEPTS Exploration of Concepts Revitalization and Rehabilitation Concept 1 Concept 2 Concept 3 Concept 3.A Concept 3.B Concept Comparison

24 26 32 36 40 44 46 64

SECTION 07 - DEPARTURE Overhead Weather Protection

66

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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DEVELOPMENT OBJECTIVES /

Development Program: 160,000 -210,000 SF office 9,200 SF retail 140 below grade parking Design Objectives: To design an engaging retail and pedestrian experience.

To preserve and enhance the existing historic building.

To design an addition that is compatible yet differentiated.

Constructed in 1929, the building at 400 Westlake was designed by the Austin Company for Firestone Tire and Rubber Company.

The building has been in continuous use by Firestone since it was built and is known to have been remodeled in 1937, 1943 and 1956 - with cosmetic alterations more recently.

The building is in the process of being designated as a Seattle landmark and is not on the National Register of Historic Places, but a nomination has been submitted on behalf of the current owner of the site.

Currently used for auto parts sales and service, the existing building is associated with the 1920s era auto-row development of Westlake Avenue and South Lake Union that included the Durant Motor Co. Building (1928), the William O. McKay Ford Sales and Service Building (1925), O.M. Company Auto Dealer (1925), and a Buick showroom (1925).

The two-story existing building has a reinforced concrete structure and basement.

The terra cotta ornament on the exterior is characteristic of the Art Deco style: fluted piers and window surrounds capped by cartouche treatments, scalloped spandrel decoration, and embossed Firestone “F� crests.

Historic photo of the Firestone building after the first renovation in 1947 4

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

DEVELOPMENT OBJECTIVES /

A 1929 advertisement captures the era’s enthusiasm for mobility and for the lifestyle promise of the automobile.

Photographs of the Firestone factory and administrative headquarters in Brentford, England (built 1928) demonstrate the company’s commitment to a branded architecture of modernity with clean art deco lines, simple crafted details, and generous amounts of glass - all attributes of the Seattle Firestone building.

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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SEATTLE - 1924 /

400 WESTLAKE

6

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

SEATTLE - 2016 /

400 WESTLAKE

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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Existing Curb Cut

8 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance SEATTLE

KING COUNTY

WASHINGTON

400 WESTLAKE AVE N

MSRE MANAGEMENT LLC

BOUNDARY AND TOPOGRAPHIC SURVEY

BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVE. EAST SEATTLE, Washington 98102-3513

(206) 323-4144 1-800-935-0508 FAX# (206) 323-7135

LAND SURVEYORS & CIVIL ENGINEERS

SITE SURVEY /

SE 1/4 SEC. 30, TWS. 25 N., R. 4 E., W.M.

Site Boundary

SITE DESCRIPTION /

SITE ADDRESS 400 WESTLAKE AVE N SEATTLE, WA 90108 TAX ACCOUNT NUMBER 198320-0230-07 ZONING SM - SLU 160/85-240 FLOOD ZONE THIS SITE APPEARS ON NATIONAL FLOOD INSURANCE RATE MAP, DATED MAY 16, 1995, COMMUNITY PANEL NO. 53033C0630F, AND IS SITUATED IN ZONE “X”, AREA DETERMINED TO BE OUTSIDE 500 YEAR FLOOR PLAIN. AREA SITE AS SHOWN CONTAINS 19,407 SQUARE FEET OR 0.4455 ACRES, MORE OR LESS DESCRIPTION LOTS 7, 8 AND 9 IN BLOCK 95 OF DAVID T. DENNY’S FIRST ADDITION TO NORTH SEATTLE, ACCORDING TO PLAT RECORDED IN VOLUME 1 OF PLATS AT PAGE 79, IN KING COUNTY, WASHINGTON. EXCEPT THE WEST 12 FEET THEREOF CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NO. 47549 FOR THE WIDENING OF WESTLAKE AVENUE. TITLE REPORT REFERENCE THIS SURVEY WAS CONDUCTED ACCORDING TO THE DESCRIPTION SHOWN, FURNISHED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. NCS-750552-CHI2, DATED AUGUST 26, 2015. THE EASEMENTS SHOWN OR NOTED HEREON RELATE TO THIS COMMITMENT. SURVEY IDENTIFICATION NO. 2015183.00 REGISTERED LAND SURVEYOR NO. 44646 SURVEYOR’S ADDRESS & COMPANY BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE, WA 98102-3513

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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PROPOSED SITE PLAN /

401-415 Westlake Retail Buildings 1-Story

325 Westlake Retail Building 1-Story

435 Westlake Tesla Motors Office and Showroom 2-Stories

Westlake Ave N

428 Westlake Office Building 6-Stories

Terry Ave N

Harrison St

Westlake Terry West Office Building 5-Stories

Site Lobby Retail

Westlake Terry East Office Building 4-Stories

401 Terry Ave N Institute for Systems Biology 4-Stories

Parking + Loading Pedestrian Entry Vehicle Entry

Republican St

10

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

PROPOSED SITE PLAN /

Westlake Ave N

180’

49’

108’

Harrison St

45’

45’ 50’

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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NINE-BLOCK AERIAL - FACING SOUTHEAST /

EXISTING FIRESTONE BUILDING

12

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

NINE-BLOCK AERIAL - FACING SOUTHWEST /

EXISTING FIRESTONE BUILDING

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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COMMUNITY NODES + VIEWS /

3

1 - PUGET SOUND ENERGY BUILDING

2 - PACIFIC-FORD MCKAY BUILDING

3 - NAVAL RESERVE ARMORY

4 - FORD ASSEMBLY PLANT

5 - 901 HARRISON BUILDING

6 - FIRESTONE

7 - VAN VORST BUILDING

8 - KELLY GOODWIN HARDWOODS

9 - BOREN INVESTMENT WAREHOUSE

10 - TROY LAUNDRY BUILDING

11 - SEATTLE TIMES BUILDING

12 - IMMANUAL LUTHERAN CHURCH

B

1

4 2

A

7

6 5 8

9 10 12 11

C

COMMUNITY NODES & VIEWS

Site Westlake District

14

A

Seattle Center

B

Lake Union Park

C

Denny Park

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CIRCULATION + PUBLIC SPACE /

CIRCULATION PATTERNS

Site

PUBLIC SPACE NETWORK

Site

Streetcar Route

Public Park

Major Pedestrian and Bike Path

Class I Pedestrian Street

Approximate 5-Minute Walk Radius

Class II Pedestrian Street

Major Vehicle Artery

SDPD-Designated Green Street Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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WESTLAKE AVENUE NORTH ELEVATIONS /

PROPOSAL SITE 180’ TOTAL STREET FRONTAGE

FACING EAST (SITE)

FACING WEST (OPPOSITE OF SITE) 16

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

HARRISON STREET ELEVATIONS /

PROPOSAL SITE 108’ TOTAL STREET FRONTAGE

FACING NORTH (SITE)

FACING SOUTH (OPPOSITE OF SITE) Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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SITE VICINITY PHOTOS /

1

7

2

8 3

1

2

3

4

4

6

5

18

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

SITE VICINITY PHOTOS /

5

7

6

8 Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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ZONING DATA /

ZONE SM 160/ 85-240 | SOUTH LAKE UNION URBAN CENTER OVERLAY BASE HEIGHT FOR OFFICE / LIVING BUILDING CHALLENGE / LBC + HALA 160’ / 180’ / 195’ BASE FAR / LIVING BUILDING CHALLENGE / LBC + HALA 7 / 8.05 / 9.20 BASE HEIGHT FOR RESIDENTIAL / LIVING BUILDING CHALLENGE / LBC + HALA 240’ / 260 ‘ / 300’ LIVING BUILDING CHALLENGE BONUS 15% EXTRA FAR 20’ EXTRA HEIGHT HALA BONUS (PROPOSED) 1 EXTRA FAR 15’ HEIGHT FOR OFFICE 40’ HEIGHT FOR RESIDENTIAL STREET LEVEL USES REQUIRED FACADE MODULATION REQUIRED ABOVE PODIUM HEIGHT OF 65’ 0’ TO 125’ HEIGHT

= UP TO 150’ WITHOUT MODULATION

ABOVE 125’ HEIGHT

= UP TO 120’ WITHOUT MODULATION

PARKING NONE REQUIRED 1 STALL PER 1000 SF OFFICE MAXIMUM PER CODE OPEN SPACE 20 SF PER 1000 SF OF OFFICE SPACE PAYMENT MAY BE MADE IN LIEU OF PROVISION OF OPEN SPACE

Site

20

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

ZONING DATA /

SMC 23.48.245.D UPPER LEVEL FACADE MODULATION REQUIRED

+ 240’ / 300’*

SMC 23.48.245.A + 160’ / 195’*

RESIDENTIAL FLOOR PLATE AREA LIMITED TO 50% OF SITE AREA = 9,720 SF RESIDENTIAL AREA IN A MIXED USE PROJECT IS CHARGEABLE PER 23.48.009

+ 125’

+ 65’ SMC 23.48.220.B AREA IN LANDMARKED STRUCTURE IS FAR EXEMPT

+ 0’

CLA

CL

AS

T

S HA IP R ED RIS ES ON TR S IA T N ST R

EE

T

SS WES I P TLA ED ES KE A TR VE IAN N STR EE

* with Living Building Challenge and HALA Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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APPLICANT-SELECTED DESIGN GUIDELINES /

ARCHITECTURAL CONTEXT AND CHARACTER CS3-I HEIGHT, BULK, AND SCALE: Articulate the building facades vertically or horizontally in intervals that relate to the existing structures or existing pattern of development in the vicinity.

CS3-II ARCHITECTURAL CONTEXT: Re-use and preserve important buildings and landmarks when possible. Respond to the history and character in the adjacent vicinity in terms of patterns, style, and scale.

Encourage historic character to be revealed and reclaimed, for example through use of community artifacts, and historic materials, forms and textures.

APPLICANT RESPONSE: The proposed development will revitalize the prominent quarter block corner site via an extensive restoration and rehabilitation of the historic Firestone building, a new addition which is compatible yet differentiated, and sidewalk improvements including new street trees. Care and attention will be given to the development of the exterior materials and details of the new construction to ensure that the qualities and character of both old and new enhance the neighborhood.

Left: Allen Institute for Brain Science, Perkins+Will design in South Lake Union

URBAN PATTERN AND FORM CS2-II HEIGHT, BULK, AND SCALE: Address both the pedestrian and auto experience through building placement, scale and details with specific attention to regional transportation corridors such as Mercer, Aurora, Fairview and Westlake. These locations, pending changes in traffic patterns, may evolve with transportation improvements. Encourage stepping back an elevation at upper levels for development taller than 55 feet to take advantage of views and increase sunlight at street level. Where stepping back upper floors is not practical or appropriate other design considerations may be considered, such as modulations or separations between structures.

APPLICANT RESPONSE: The proposed development employs a combination of design strategies to achieve a massing and form that is responsive and appropriate for the site and context. The relief and deep reveal (hyphen) above the facades the historic Firestone building and the setbacks of the addition from both Westlake and Harrison preserve the experience of the historic building as primary as perceived from the human scale. The facade of the preferred concept is articulated with relief and modulation create visual interest and establish proportional relationships to the historic.

Left: UW School of Medicine, Perkins+Will design in South Lake Union

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

APPLICANT-SELECTED DESIGN GUIDELINES /

PEDESTRIAN-FOCUSED STREET LEVEL PL1-III PEDESTRIAN OPEN SPACES AND ENTRANCES: New developments are encouraged to work with the Design Review Board and interested citizens to provide features that enhance the public realm, i.e. the transition zone between private property and the public right of way. The Board is generally willing to consider a departure in open space requirements if the project proponent provides an acceptable plan for features PL3-II HUMAN ACTIVITY: Create graceful transitions at the streetscape level between the public and private uses.

Create businesses and community activity clusters through colocation of retail and pedestrian uses as well as other high pedestrian traffic opportunities.

APPLICANT RESPONSE: The building frontages on the Westlake and Harrison will be completely transform from automobile uses to pedestrian oriented uses. Extensive use of dramatic and generous operable glazing at the street level is proposed to create opportunities to provide open-air retail and food service opportunities.

Left: Perkins+Will concept design for sustainable community retail in South Lake Union

PUBLIC LIFE AND SAFETY PL2-I STREETSCAPE COMPATIBILITY: The vision for street level uses in South Lake Union is a completed network of sidewalks that successfully accommodate pedestrians. Streetscape compatibility is a high priority of the neighborhood with redevelopment. Sidewalk-related spaces should appear safe, welcoming and open to the general public.

PL2-II PERSONAL SAFETY AND SECURITY: Enhance public safety throughout the neighborhood to foster 18-hour public activity.

DC3-I LANDSCAPING TO REINFORCE DESIGN CONTINUITY: Where appropriate, install indigenous trees and plants to improve aesthetics, capture water and create habitat.

APPLICANT RESPONSE: The design proposes significant enhancements to public life through the reprogramming and refurbishment of the historic building to serve pedestrian oriented public uses, and to extend public life and safety in South Lake Union. The proposed streetscape improvements will support further development of Westlake Avenue North as a Class I Pedestrian Street and will provide a destination space for the community.

Left: Perkins+Will design along Burke Gilman trail in Fremont

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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EXPLORATION OF ARCHITECTURAL CONCEPTS /

A range of architectural massing concepts have been explored to develop

CONCEPT 1

an appropriate massing character for the addition.

CONCEPT 2

CONCEPT 3 (PREFERRED)

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

PREFERRED ARCHITECTURAL CONCEPT /

MAXIMIZE HEIGHT

SEPARATE

SETBACK

MODULATE

300’*

195’*

The preferred concept is

The preferred concept is

The preferred concept

The preferred concept is

approximately 2/3 of the

visually separated from the

is equally set back from

modulated with proportions

maximum height allowed

historic structure with a

Westlake and Harrison.

derived from and in harmony

by zoning for a mixed use

strong horizontal reveal, or

project.

‘gasket’.

with the historic structure.

* with Living Building Challenge and HALA Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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PREFERRED ARCHITECTURAL CONCEPT /

The preferred architectural concept seeks to create synergies between the old and the new while celebrating both.

1926 FORD MODEL A

26

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

2016 TESLA MODEL X

PREFERRED ARCHITECTURAL CONCEPT /

Vertical bays are carved out to modulate and create readings at multiple scales.

W

NE

An architectural shear line introduces a secondary

The vertical carves on the

massing scale and creates

tower are proportionate

a dynamic composition of

to the bays of the historic

volumes within a simple

facade

larger volume.

A substantially set back floor above the historic building creates a strong visual

ET

G

K AS

separation between old and new.

The historic facades will be

D OL

The vertical grain and emphasis on the tower

refurbished and re-glazed

compliment the modulated

to enhance the original

rhythm of the historic facade

architecture and support new pedestrian oriented uses at the street level.

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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REVITALIZE AND REHABILITATE /

Photos of current condition with multiple layers of paint over terra cotta and windows. Center photo shows partial restoration of glazed terra cotta.

Historic photo showing original conditions.

8 4 Defining Features: 1

Street-facing facade scale

2

Steel sash windows

3

Firestone emblems

4

Terra cotta ornament

5

Fluted columns

6

Bay height

7

Corner presence

8

Cornice line

28

3

1

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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6

2

5

REVITALIZE AND REHABILITATE /

ORIGINAL STEEL SASH WINDOWS: Currently closed and painted Restoration proposed throughout

BAY 1: Originally open with corner service beyond Currently glazed, retail beyond Operable glazing proposed BAY 4: Originally open Currently closed and painted Operable glazing proposed

BAY 5: Originally open Currently open, transom removed Operable glazing proposed

BAY 2: Originally open with diagonal service area beyond Currently closed with garage door and vehicle entry Operable glazing proposed

BAY 6: Originally glazed Currently open Operable glazing proposed

BAY 7: Originally open with diagonal service area beyond Currently open Operable glazing proposed

BAY 3: Originally glazed with entry Currently closed and painted with entry Operable glazing proposed BAY 8: Originally open with diagonal service area beyond Currently glazed with retail beyond Operable glazing proposed

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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REVITALIZE AND REHABILITATE /

early concept sketch, showing overall development

30

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

REVITALIZE AND REHABILITATE /

early concept sketch, showing detail at corner

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 1 / SHIFT

The “shift” concept envisions a horizontal shift between interlocking rectilinear volumes, an operation that is mirrored and reversed at the

FAR: 7

midpoint of the height of the

Height: 160’

addition. The addition would

Floor to floor: 14’-5”

extend the footprint of the

Floors above grade: 11

historic building except at three key corners to provide emphasis and differentiation.

160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0

11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot

New Office Development

32

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Historic Firestone Building

(FAR Exempt)

Below-Grade Parking

(FAR Exempt)

12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3

CONCEPT 1 / SHIFT

VIEW FROM WESTLAKE, LOOKING SOUTH

VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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Westlake Ave N

Westlake Ave N

CONCEPT 1 / SHIFT

Harrison St

GROUND FLOOR PLAN 34

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Harrison St

ROOF PLAN

CONCEPT 1 / SHIFT

SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 2 / FOLD

The “fold” concept envisions a form for the addition that departs from the rectilinear and static form of the historic building to create a

FAR: 7

visual tension between old

Height: 160’

and new.

Floor to floor: 14’-5” Floors above grade: 11

160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0

11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot

New Office Development

36

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Historic Firestone Building

(FAR Exempt)

Below-Grade Parking

(FAR Exempt)

12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3

CONCEPT 2 / FOLD

VIEW FROM WESTLAKE, LOOKING SOUTH

VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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Westlake Ave N

Westlake Ave N

CONCEPT 2 / FOLD

Harrison St

GROUND FLOOR PLAN 38

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Harrison St

ROOF PLAN

CONCEPT 2 / FOLD

SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3 / CARVE

The “carve” concept envisions a series of vertical spaces carved from a rectilinear block to create a dynamic composition of

FAR: 7

cubic forms, while setting

Height: 160’

back from and being

Floor to floor: 14’-5”

elevated above the historic

Floors above grade: 11

building.

160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0

11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 Without HALA or Living Building Pilot

New Office Development

40

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Historic Firestone Building

(FAR Exempt)

Below-Grade Parking

(FAR Exempt)

12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3

CONCEPT 3 / CARVE

VIEW FROM WESTLAKE, LOOKING SOUTH

VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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Westlake Ave N

Westlake Ave N

CONCEPT 3 / CARVE

Harrison St

GROUND FLOOR PLAN 42

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Harrison St

ROOF PLAN

CONCEPT 3 / CARVE

SITE MASSING, FACING NORTHEAST Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.A / CARVE INCLUDING LIVING BUILDING PILOT BONUS

FAR: 8.05 Height: 180’ Floor to floor: 15’-0” Floors above grade: 12

160.0 145.6 131.1 116.7 102.2 87.8 73.3 58.9 44.4 30.0 15.0 0.0

180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0

12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3

195.0 180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0

13 12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3

With Living Building Pilot

New Office Development Historic Firestone Building

(FAR Exempt)

Below-Grade Parking

(FAR Exempt)

SITE MASSING, FACING NORTHEAST 44

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.A / CARVE INCLUDING LIVING BUILDING PILOT BONUS

VIEW FROM WESTLAKE, LOOKING SOUTH

VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B / CARVE INCLUDING LIVING BUILDING HEIGHT AND HALA BONUSES

FAR: 9.20 Height: 195’ Floor to floor: 15’-0” Floors above grade: 13

180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0

195.0 180.0 165.0 150.0 135.0 120.0 105.0 90.0 75.0 60.0 45.0 30.0 15.0 0.0

13 12 11 10 9 8 7 6 5 4 3 2 1 P1 P2 P3 With Living Building Pilot and HALA

New Office Development Historic Firestone Building

(FAR Exempt)

Below-Grade Parking

(FAR Exempt)

SITE MASSING, FACING NORTHEAST 46

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.B / CARVE INCLUDING LIVING BUILDING HEIGHT AND HALA BONUSES

VIEW FROM WESTLAKE, LOOKING SOUTH

VIEW FROM WESTLAKE, LOOKING NORTH Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

PROPOSAL

48

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.B /

PROPOSAL

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

EXISTING SITE

9AM

12PM

SUMMER SOLSTICE

EQUINOX

WINTER SOLSTICE

50

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

3PM

CONCEPT 3.B /

PROPOSED SITE

9AM

12PM

3PM

SUMMER SOLSTICE

EQUINOX

WINTER SOLSTICE

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

SCALE

PROPORTION

ZONING ENVELOPE

The preferred concept is well

The preferred concept is

below the maximum height,

classically proportioned with

and is strategically set back

harmonious proportional

to establish an appropriate

relationships to the historic

scale in relation to the

building.

context and historic building.

52

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.B /

MODULATION

ARTICULATION

The preferred concept is

The preferred concept will

modulated in proportion with

be articulated with details

the open bays of the historic

which reference and relate

building,

to the historic building’s architectural rhythms/

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

WEST ELEVATION Westlake Avenue North 54

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.B /

SOUTH ELEVATION

Harrison Street

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B / exploration of precedents with vertical emphasis, modulation, and subtle coloration- further alternatives and development of a preferred will be provided at the recommendation meeting

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

CONCEPT 3.B / exploration of precedents with vertical emphasis, modulation, and subtle coloration- further alternatives and development of a preferred will be provided at the recommendation meeting

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

4' - 8"

DOOR STUDY A - FOLDING WALL

13' - 4"

EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW

LEVEL 03 33' - 2"

13' - 4"

LEVEL 03 33' - 2"

REFURBISHED HISTORIC WINDOW LEVEL 02 19' - 10"

LEVEL 02 19' - 10"

37' - 10"

STRUCTURE AND MECHANICAL SPACE FOLDING WALL HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND AREA OCCUPIED BY OPEN FOLDING DOOR

19' - 10"

INTERIOR

R.O.

16' - 0"

EXTERIOR

19' - 10"

TERRACOTTA BRACKET

FOLDING WALL FIXED GLAZING

FOLDING WALL FLUSH ADA FOOTER TRACK VARIABLE GRADE LEVEL 01 0' - 0"

LEVEL 01 0' - 0"

4' - 0"

4' - 0"

4' - 0"

4' - 0"

1' - 9"

4' - 0"

4' - 0"

4' - 0"

4' - 0"

4' - 0"

4' - 0"

44' - 5"

4' - 0" 1' - 9"

+ / - 16' - 0"

FOLDING WALL IN OPEN POSITION NEW STEEL COLUMN EXSITING COLUMN, VARIES

LEVEL 02 19' - 10"

4' - 9"

1' - 2"

PROPERTY LINE TO CURB EDGE

1' - 6"

45' - 0"

1' - 6"

0' - 10"

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1' - 6"

Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE

| West Design Review Board | Early Design Guidance

CONCEPT 1 - FOLDING WALL

+ / - 16' - 0"

LINE OF ORNAMENT, ABOVE CURB EDGE

EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE FOLDING WALL

+ / - 18' - 2"

48' - 0"

PROPERTY LINE TO CURB EDGE

2' - 1"

EXTERIOR

CONCEPT 3.B /

FOLDING WALL SHOWN IN CLOSED POSITION

FOLDING WALL SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

4' - 8"

DOOR STUDY B - BIFOLDING GARAGE DOOR

13' - 4"

EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW

LEVEL 03 33' - 2"

13' - 4"

LEVEL 03 33' - 2"

STRUCTURE AND MECHANICAL SPACE BIFOLDING GARAGE DOOR HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND

REFURBISHED HISTORIC WINDOW

16' - 0" R.O.

BIFOLD GARAGE DOOR FIXED GLAZING 8' - 1"

BIFOLDING GARAGE DOOR SWING

19' - 10"

19' - 10"

TERRACOTTA BRACKET

INTERIOR

12' - 8"

EXTERIOR

37' - 10"

LEVEL 02 19' - 10"

3' - 4"

LEVEL 02 19' - 10"

BIFOLDING GARAGE DOOR VARIABLE GRADE LEVEL 01 0' - 0"

LEVEL 01 0' - 0"

4' - 1" 1' - 6"

36' - 10"

4' - 1"

45' - 0"

1' - 6"

+ / - 16' - 0" PROPERTY LINE TO CURB EDGE

BIFOLDING GARAGE DOOR NEW STEEL COLUMN EXSITING COLUMN, VARIES

1' - 6"

4' - 1"

36' - 10"

4' - 1"

1' - 6"

0' - 10"

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1' - 6"

Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE

| West Design Review Board | Early Design Guidance

CONCEPT 3 - BIFOLD GARAGE

+ / - 16' - 0"

LINE OF ORNAMENT, ABOVE LINE OF OPEN DOOR, ABOVE CURB EDGE

EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE BIFOLDING GARAGE DOOR

+ / - 10' - 7"

48' - 0"

PROPERTY LINE TO CURB EDGE

2' - 1"

EXTERIOR

7' - 7"

0' - 8"

LEVEL 02 19' - 10"

CONCEPT 3.B /

BIFOLDING DOOR SHOWN IN CLOSED POSITION

BIFOLDING DOOR SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT 3.B /

4' - 8"

DOOR STUDY C - ROTATING GARAGE DOOR

13' - 4"

EXISTING TERRACOTTA ORNAMENT REFURBISHED HISTORIC WINDOW

LEVEL 03 33' - 2"

13' - 4"

LEVEL 03 33' - 2"

STRUCTURE AND MECHANICAL SPACE ROTATING GARAGE DOOR HEADER AND SUPPORT TERRACOTTA BRACKET, BEYOND TERRACOTTA CLAD COLUMN, BEYOND

REFURBISHED HISTORIC WINDOW

INTERIOR

11' - 5"

ROTATING GARAGE DOOR SWING ROTATING GARAGE DOOR VARIABLE GRADE

19' - 10"

19' - 10"

TERRACOTTA BRACKET

16' - 0" R.O.

EXTERIOR

37' - 10"

LEVEL 02 19' - 10"

4' - 7"

LEVEL 02 19' - 10"

ROTATING GARAGE DOOR FIXED GLAZING

LEVEL 01 0' - 0"

LEVEL 01 0' - 0"

1' - 6"

45' - 0"

1' - 6"

48' - 0" + / - 16' - 0" PROPERTY LINE TO CURB EDGE

ROTATING GARAGE DOOR NEW STEEL COLUMN EXSITING COLUMN, VARIES

1' - 6"

45' - 0"

1' - 6"

0' - 10"

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1' - 6"

Martin Selig Real Estate 400 Westlake | Project 3022779 400 WESTLAKE AVE N MARTIN SELIG REAL ESTATE

CONCEPT 4 - ROTATING

| West Design Review Board | Early Design Guidance

+ / - 16' - 0"

LINE OF ORNAMENT, ABOVE LINE OF OPEN DOOR, ABOVE CURB EDGE

EXISTING FACADE NEW WEATHERPROOFING AND ENVELOPE ROTATING GARAGE DOOR

+ / - 10' - 9"

48' - 0"

PROPERTY LINE TO CURB EDGE

2' - 1"

EXTERIOR

7' - 5"

0' - 8"

8' - 3"

LEVEL 02 19' - 10"

CONCEPT 3.B /

ROTATING GARAGE DOOR SHOWN IN CLOSED POSITION

ROTATING GARAGE DOOR SHOWN IN OPEN POSITION Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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CONCEPT COMPARISON /

While all concepts would effectively activate the pedestrian realm through thoughtful restoration and refurbishment of the historic building, the preferred massing and concept establishes the most compatible relationship to the historic building through set backs, formal relief, and modulation..

CONCEPT 1 - “SHIFT”

CONCEPT 2 - “FOLD”

7.00 FAR 160’ Height

7.00 FAR 160’ Height

Benefits: • Code Compliant • Maximized zoning envelope • Highlights corner of historic Firestone building

Benefits: • Separation reveal emphasizes historic facade • Sculptural form contrasts with historic volume below

Disadvantages: • Provides no separation between volume of historic building and new addition • Code compliant modulation does not sufficiently break down scale • Code minimum setback between street edge and tower

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Disadvantages: • Less regular floor plates (office layout and construction) • Code compliant modulation does not sufficiently break down scale

CONCEPT COMPARISON / PREFERRED CONCEPT

CONCEPT 3 - “CARVE”

CONCEPT 3.A

CONCEPT 3.B

7.00 FAR 160’ Height

8.05 FAR 180’ Height

Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building

Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building • Pursuant of the Living Building Challenge Pilot

9.20 FAR 195’ Height Benefits: • Separation reveal emphasizes historic facade • Modulation reduces perceived scale and relates to ornament on historic Firestone building • Pursuant of the Living Building Challenge Pilot • Pursuant of the HALA height and FAR bonus • Supported by Architectural Review Committee of Landmarks Preservation Board

Disadvantages: •

Disadvantages: •

Disadvantages:

•

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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DEPARTURE - OVERHEAD WEATHER PROTECTION /

CODE CITATION & REQUIREMENT SMC 23.49.018 OVERHEAD WEATHER PROTECTION AND LIGHTING A.

Continuous overhead weather protection shall be required for new development along the entire street frontage of a lot except along those portions of the structure facade that:

1.

are located farther than five (5) feet from the street property line or widened sidewalk on private property; or

abut a bonused open space amenity feature; or

2.

PROPOSED DEPARTURE Request departure to exempt this proposal from the requirements of continuos overhead weather protection.

If granted the proposal would have no overhead weather protection along the sidewalk on Westlake Avenue North and Harrison Street.

3.

are separated from the street property line or widened sidewalk on private property by a landscaped area at least two (2) feet in width; or

4.

are driveways into structures or loading docks.

B.

Overhead weather protection shall have a minimum dimension of eight (8) feet measured horizontally from the building wall or must extend to a line two (2) feet from the curb line, whichever is less.

C.

The installation of overhead weather protection shall not result in any obstructions in the sidewalk area.

D.

The lower edge of the overhead weather protection must be a minimum of ten (10) feet and a maximum of fifteen (15) feet above the sidewalk.

E.

Adequate lighting for pedestrians shall be provided. The lighting may be located on the facade of the building or on the overhead weather protection.

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

RATIONALE The Landmarks Board has discouraged the addition of canopies to the historic building.

Continuous overhead weather projection would compromise the integrity of the historic Firestone facades. A key component of this proposal is an effort to revitalize and restore the original terra cotta facade to its original condition. Weather protection would require significant modification to the historic facade - and deep structural members would be required for a canopy spanning between the existing 30’ - 50’ structural bays.

Continuous overhead weather protection along Westlake Avenue North and Harrison Street would obstruct visibility of terra cotta detailing on the facade - much of which is most prominently visible from the sidewalk below.

The proposal seeks to use folding garage doors along Westlake Avenue North and Harrison Street to foster a connection between retail spaces and the street. Opening up commercial spaces to the street will encourage pedestrian activity and create energy along the street edge.

DEPARTURE - OVERHEAD WEATHER PROTECTION /

SDCI-prescribed canopy zone 10’ - 15’ above sidewalk

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

Martin Selig Real Estate 400 Westlake | Project 3022779 | West Design Review Board | Early Design Guidance

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